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Capital Impact Partners | Detroit Program
Inclusive Growth in Detroit
Scenarios for the City’s Corridor Areas
Development scenarios and income mix strategies that can help shape future neighborhood stabilization and revitalization efforts,
leading to more opportunity-rich neighborhoods across Detroit.
Overview
Overview 1
Citywide Map 2
Corridor Area Comparisons
Population 3
Housing & Income Mix 4
Income Mix 5
Jobs & Employment 6
Corridor Area Profiles
ordered geographically from northwest to southeast
Grand River/Southfield 7
West McNichols 8
UD Mercy/Marygrove 9
Avenue of Fashion 10
Upper Woodward 11
West Davison/Russell Woods 12
Middle Woodward 13
North End/New Center 14
Midtown 15
Southwest/Springwells 16
Hubbard Farms/Mexicantown 17
Greater Downtown 18
Corktown 19
Central Business District 20
Eastern Market 21
East Riverfront/Elmwood Park 22
The Villages 23
East Jefferson 24
Mack/East Warren 25
This update to Capital Impact Partners’ study, “Toward Inclusive Growth in Detroit: Density and Income Mix Strategies for Detroit’s Mixed-Use Corridors” (Fall 2015), provides demographic, land use and
Inclusive Growth scenarios for a majority of Detroit’s “corridor areas” — one or more census tracts adjacent to mixed-use and traditional commercial nodes and corridors as identified in the 2013 Detroit Future City Strategic Framework.
The “Toward Inclusive Growth” report profiles four corridor areas — Midtown, Corktown, Grand River/Southfield and the University of Detroit Mercy/Marygrove — to illustrate the wide variety of trajectories some of Detroit’s strongest districts have experienced in recent years. This appendix provides a greater amount of data for these and 15 additional corridor areas.
Information for each corridor area includes the following:
Land Use
Area (square miles, acres)
Detroit Future City 10-year Land Use
Map of 2014 vacancy and residential
development potential
Demographics
Population, 2000, 2010-2014
Race and Ethnicity, 2010-2014
Occupied Households, 2014
Household income Mix, 1999, 2010-2014
Poverty Rate, 2010-2014
Gini Coefficient, 2010-2014
Employed Residents, 2014
Jobs, 2002, 2007 and 2014
Inclusive Growth Scenarios
Maximum Build scenario, est. cost
Current and Maximum Build densities
Households needed to achieve a goal of 40-60% middle-income house holds
Households that must emerge from poverty to reduce poverty below 10%
The Corridor Area Comparisons section, which provides a snapshot of how each corridor area compares to the others based on the above measures and others, also includes the following:
Housing Units Eligible for Subsidy, 2016
Median Household Income, 2010-2014
Jobs per Acre, 2014
Resident Workers who Live in Corridor Area, 2014
Average Travel Time to Work, 2014
p1
high median household income
Avenue of Fashion, p10
Upper Woodward, p11
I- 75
primarily market-rate housing
This map highlights the locations of the corridor areas this report features and their “scores” from the Kirwan Institute’s “2014 Detroit Neighborhood Opportunity Index.” The Opportunity Index measures the relative economic opportunity across the city’s census tracts by combining
healthy income mix
West McNIchols, p8 UD Mercy/
Marygrove, p9
Grand River/ Southfield, p7
West
Highland Park
Highland Park
HiSgthudlaynAdrePaark
Middle
Hamtramck
HSatumdytrAarmeack
I- 94
Mack/
East Warren, p25
three categories: Education, Economic Mobility and Opportunity, and Housing and Neighborhoods.
For this cross-corridor comparison, note
I- 96
Davison/
Russell Woods, p12
Woodward, p13
North End/ New Center, p14
The
East
that the scores for Detroit’s corridor areas all fall below 0 (the index scores range from -2 to 2 across the region). Based on this subset comparison, the two highest-opportunity Detroit corridor areas are
high job density
Midtown, p15
Eastern Market, p21
East Riverfront/ Elmwood
Villages,
p23
Grand River/Southfield (a subset of the Grandmont-Rosedale neighborhoods) and the Avenue of Fashion/Palmer Woods (an area just north of the University of Detroit
low population loss
Central
Business District, p20
Corktown, p19
Park, p22
Mercy/Marygrove corridor area). These
areas have higher median household incomes and education levels than most
Southwest/ Springwells, p16
I- 75
Hubbard Farms/ Mexicantown, p17
Windsor, Ontario
Opportunity Index 2014
-1.02 to -0.97
-0.96 to -0.91
-0.90 to -0.85
-0.84 to -0.56
-0.55 to -0.18
other corridor areas. Yet they continue to lose population (particularly middle-income households) and struggle to maintain healthy commercial centers.
p2 0
2.5
Miles
5
p3
Source: American Community Survey 2010-2014 Five-Year Estimates
Population Change, 2000-2014
Source: American Community Survey 2010-2014 Five-Year Estimates
Black/African American, 2014
Source: American Community Survey 2010-2014 Five-Year Estimates
p4
Source: American Community Survey 2010-2014 Five-Year Estimates
Source: American Community Survey 2010-2014 Five-Year Estimates
Source: National Housing Preservation Database, 2016. Includes Project-Based Rental Assistance (Section 8) properties, Detroit Housing Commission properties, Loan/Financing program properties (LIHTC and HOME), and properties eligible for multiple sources of subsidy
p5
Source: American Community Survey 2010-2014 Five-Year Estimates
Source: American Community Survey 2010-2014 Five-Year Estimates
Source: American Community Survey 2010-2014 Five-Year Estimates
p6
Source: US Census Longitudinal Employer-Household Dynamics, 2014
Source: US Census Longitudinal Employer-Household Dynamics, 2014
Source: US Census Longitudinal Employer-Household Dynamics, 2014
Demographics
Inclusive Growth Scenario
37
Estimated maximum build cost: $183 Million
50
Grand River
Southfield Fwy
Greenfield
Asbury
Outer
Florence
Puritan
Fenkell
Lyndon
Schoolcraft
Vacant developable acreage:
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
60%
50
40
30
20
regional poverty rate is 17%
pov
If poverty is reduced to below
10%, how many households
2002 2007 2014 must emerge from poverty
at maximum build?
Population
10
0
Jobs & Employment
Income
West McNichols
543000
542200
542900
542300
542500
M- 10
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
p7
0
0.25
Miles 0.5
Population, 2014: 14,479
Area: 2.09 sq mi, 1,338 acres
Occupied Housing Units, 2014: 5,227 Median Household Income, 2014: $45,123
DFC 10-year Land Use: Traditional Low/Medium Density Residential, Neighborhood Center
539400
540400
539500
542100
537600
536900
Grand River/Southfield
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
0
0.25
Miles 0.5
James
Couzens
Meyers
Outer
7 Mile
Curtis
Population, 2014: 20,275
Area: 2.79 sq mi, 1,789 acres
Occupied Housing Units, 2014: 7,656 Median Household Income, 2014: $30,489
DFC 10-year Land Use: Traditional Medium Density Residential, District Center
Freeland
Greenfield
Southfield
Puritan
McNichols
p8
Inclusive Growth Scenario
Demographics
Estimated maximum build cost: $448 Million
50
Vacant developable acreage:
96
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
60%
50
40
30
20
regional poverty rate is 17%
pov
If poverty is reduced to below
10%, how many households
2002 2007 2014 must emerge from poverty
at maximum build?
Population
10
0
Jobs & Employment
Income
Demographics
Inclusive Growth Scenario
151
Estimated maximum build cost: $776 Million
West Davison/Russell Woods
50
James Couzens
Fairway
Linwood
Livernois
Wyoming
Meyers
McNichols
7 Mile
7 Mile
Curtis
Puritan
Hughes
Vacant developable acreage:
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
pov
60%
50
40
30
20
10
0
2002 2007 2014
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Population
Jobs & Employment
Income
Avenue of Fashion
538700
538400
Upper Woodward
538500
Highland Park
536200
536100
530 20 0
530100
M- 10
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Miles
0 0.25 0.5 I- 96
p9
Population, 2014: 24,607
Area: 3.31 sq mi, 2,119 acres
Occupied Housing Units, 2014: 9,070 Median Household Income, 2014: $32,685
DFC 10-year Land Use: Traditional Low/Medium Density, Residential, Green Residential Transitional, District Center
Highland Park
Ferndale
539000
538100
538900
538200
538600
Upper Woodward
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
0
0.25
Miles 0.5
West McNichols
Wyoming
7 Mile
Outer
Curtis
p10
50
Demographics
Woodward
Livernois
8 Mile
Pembroke
Population, 2014: 15,970
Area: 2.61 sq mi, 1,671 acres
Occupied Housing Units, 2014: 6,068 Median Household Income, 2014: $45,794
DFC 10-year Land Use: Traditional Low/Medium Density Residential, Neighborhood Center, Cemetary
Inclusive Growth Scenario
Estimated maximum build cost: $350 Million
Vacant developable acreage: 85
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
pov
60%
50
40
30
20
10
0
2002 2007 2014
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Population
Jobs & Employment
Income
Demographics Inclusive Growth Scenario
Estimated maximum build cost: $395 Million
Vacant developable acreage: 63
Population Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
Gini Coefficient, 2014
10
60
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
50
40
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
60%
50
40
30
20
10
pov
2002 2007 2014
0
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
Highland Park Study Area
Highland Park
50
Upper Woodward
Avenue of Fashion
507900
538300
West McNichols
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
0
0.25
Miles 0.5
p11
Population, 2014: 3,357
Area: 1.49 sq mi, 954 acres
Occupied Housing Units, 2014: 6,068 Median Household Income, 2014: $25,139
DFC 10-year Land Use: Green Residential, District Center, Large Park
Woodward
Ponchartrain
3rd
2nd
Fairway
John R
McNichols
7 Mile
Estimated maximum build cost: $544 Million
Vacant developable acreage:
56
50
Linwood
Oakman
Doris
Ewald
Davison
Population, 2014: 8,574
Area: 1.01 sq mi, 648 acres
Occupied Housing Units, 2014: 3,267 Median Household Income, 2014: $25,583
DFC 10-year Land Use: Traditional Medium Density Residential, Green Residential Transitional
531600
530400
531500
530500
0
0.25
Miles 0.5
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Dexter
Livernois
Cortland
Elmhurst
p12
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
60%
50
40
30
20
10
pov
2002 2007 2014
0
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
50
Oakland
Brush
John R
Woodward
2nd
3rd
M-10 Service Drive
Chrysler
Woodland
Webb
Caniff
Glynn
Boston
Chicago
Arden Park
Clairmount
Holbrook
p13
Estimated maximum build cost: $640 Million
Vacant developable acreage: 185
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
pov
60%
50
40
30
20
10
0
2002 2007 2014
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Highland Park
Hamtramck
511400
532200
532300
I- 75
Woodward Corridor Initiative
532400
M- 10
0
0.25
Miles 0.5
Population, 2014: 6,318
Area: 1.50 sq mi, 957 acres
Occupied Housing Units, 2014: 2,526 Median Household Income, 2014: $24,811
DFC 10-year Land Use: Green Residential Transitional, Traditional Low Density Residential, General Industrial
Estimated maximum build cost: $930 Million
Fo
Lodge Fwy
517500
John R
Mack
e Drive
517300
C
st
2nd
Eas
I-75 Servic
50
Middle Woodward
Hamtramck
M- 10
511200
I- 94
532600
533900
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
p14
Population, 2014: 6,070
Area: 1.49 sq mi, 954 acres
Occupied Housing Units, 2014: 3,023 Median Household Income, 2014: $18,350
DFC 10-year Land Use: Green Residential Transitional, Neighborhood Center, Live/Make, District Center, City Center
Chrysler
Beaubien
Brush
Woodward
3rd
Rosa Parks
John C
Holbrook
Euclid
Grand
re
Vacant developable acreage:
180
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
60%
80
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
60%
50
40
30
20
regional poverty rate is 17%
pov
If poverty is reduced to below
10%, how many households
2002 2007 2014 must emerge from poverty
at maximum build?
10
0
50
40
Jobs & Employment
Income
Population
Estimated maximum build cost: $1.24 Billion
Vacant developable acreage:
212
50
I-75 Service Drive
Saint Antoine
Brush
Palmer
Warren
Population, 2014: 13,745
Area: 2.09 sq mi, 1,339 acres
Occupied Housing Units, 2014: 8,055 Median Household Income, 2014: $14,777 DFC 10-year Land Use: District Center
Detroit River
M- 10
518000
I- 94
520200
Eastern Market
517500
520300
520400
517300
I- 75
522500
I- 375
Central Business District
0
0.25
Miles 0.5
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
John R
Woodward
Beaubien
Cass
2nd
3rd
Mack
Forest
p15
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
60%
50
40
30
20
10
pov
2002 2007 2014
0
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
50
Clark
Junction
Livernois
Waterman
Central
Lonyo
Dix
Toledo
Southwest / Springwells
Population, 2014: 24,617
Area: 2.76 sq mi, 1,769 acres
Occupied Housing Units, 2014: 6,709 Median Household Income, 2014: $26,772
DFC 10-year Land Use: Green Residential Transitional, Innovative Productive, Neighborhood Center, Large Park
Detroit River
River Rouge
524000
523300
524100
523200
524200
523800
Dearborn
I- 75
0
0.25
Miles 0.5
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Woodmere
e
v
Vernor
I-75 Service Dri
Longworth
p16
Estimated maximum build cost: $768 Million
Vacant developable acreage: 164
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
60%
80
30
20
70
Gini Coefficient, 2014
10
60
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
50
40
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
60%
50
40
30
20
regional poverty rate is 17%
pov
If poverty is reduced to below
10%, how many households
2002 2007 2014 must emerge from poverty
at maximum build?
10
0
50
40
Jobs & Employment
Income
Population
50
Newark
Grand
16th
20th
Porter
Toledo
Vernor
Bagley
Population, 2014: 4,838
Area: 0.92 sq mi, 586 acres
Occupied Housing Units, 2014: 1,595 Median Household Income, 2014: $21,783
DFC 10-year Land Use: Green Residential Transitional, Live/ Make, Neighborhood Center, Large Park
Detroit River
24th
Grand
Hubbard
Clark
Ambassador
Jefferson
Fort
Lafayette
p17
Estimated maximum build cost: $236 Million
Vacant developable acreage: 61
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
60%
80
30
20
70
Gini Coefficient, 2014
10
60
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
50
40
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
60%
50
40
30
20
regional poverty rate is 17%
pov
If poverty is reduced to below
10%, how many households
2002 2007 2014 must emerge from poverty
at maximum build?
10
0
50
40
Jobs & Employment
Income
Population
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Corktown
I- 75 521100
523400
Southwest
I- 75
0
0.25
Miles 0.5
Estimated maximum build cost: $4.4 Billion
Vacant developable acreage:
767
50
John R
Poe
Warren
Mack
Euclid
Grand
Forest
Population, 2014: 37,707
Area: 7.38 sq mi, 4,723 acres
Occupied Housing Units, 2014: 21,997 Median Household Income, 2014: $22,079
DFC 10-year Land Use: City/District/Neighborhood Center, Green Residential Transitional, Live/Make
Middle Woodward
Hamtramck
M- 10
I- 75
I- 94
533900
511900
532600
West Village
518000
Eastern Market
520200
517500
520300
521900 520400
518800
518900
521800
517300
I- 96
522500
521500
520700
517000
517100
517200
516500
521400
520800
985300
I- 75
Southwest
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Undevelopable Areas
*DFC 10-year land use
Miles
0 0.25 0.5
Grand River
10th
Orleans
Woodward
2nd
14th
Gratiot
Jefferson
Bagley
Detroit River
Michigan
p18
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
pov
60%
50
40
30
20
10
0
2002 2007 2014
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
Estimated maximum build cost: $206 Million
50
I-75 Service Drive
Vacant developable acreage:
51
Detroit River
6th
20th
Brooklyn
Trumbull
14th
15th
Vernor
Labrosse
Porter
Church
Bagley
Michigan
p19
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
pov
60%
50
40
30
20
10
0
2002 2007 2014
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Woodward Corridor
M- 10
I- 75
521400
I- 75
Hubbard Farms
0
0.25
Miles 0.5
Population, 2014: 1,240
Area: 0.50 sq mi, 323 acres
Occupied Housing Units, 2014: 596 Median Household Income, 2014: $42,250
DFC 10-year Land Use: Neighborhood Center, Live/Make
Estimated maximum build cost: $1.3 Million
Vacant developable acreage:
101
50
Woodward
I-375 Service Drive
Brush
John R
Rivard
Cass
Gratiot
I-75 Service Drive
Atwater
Bagley
Michigan
Population, 2014: 5,398
Area: 1.45 sq mi, 926 acres
Occupied Housing Units, 2014: 3,326 Median Household Income, 2014: $32,125
DFC 10-year Land Use: City Center, Green Mixed-Rise, Live/Make,, Large Park, Light Industrial
Woodward Corridor
Eastern Market
East Riverfront/Elmwood Park
M- 10
I- 75
520700
517200
Corktown
520800
0
0.25
Miles 0.5
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
3rd
6th
8th
1st
Porter
Fort
Congress
Jefferson
Detroit River
p20
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
pov
60%
50
40
30
20
10
0
2002 2007 2014
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
50
Mount Elliott
McDougall
Dequindre
Forest
Canfield
Warren
Population, 2014:9,023
Area: 2.10 sq mi, 1,342 acres
Occupied Housing Units, 2014: 5,236 Median Household Income, 2014: $25,222
DFC 10-year Land Use: Green Mixed-Rise, Live/Make, Innovation Productive
Detroit River
I- 75
518800
516800
518900
East Riverfront/ Elmwood Park
Woodward Corridor
516900
517000
I- 75
Central Business District
I- 375
0
0.25
Miles 0.5
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Orleans
Russell
I-75 Service Drive
Chene
Gratiot
Lafayette
Vernor
Antietam
Mack
p21
Demographics Inclusive Growth Scenario
Estimated maximum build cost: $586 Million
Vacant developable acreage: 262
Population Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
Gini Coefficient, 2014
10
60
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
50
40
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
60%
50
40
30
20
10
pov
2002 2007 2014
0
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
Estimated maximum build cost: $974 Million
Vacant developable acreage: 132
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
60%
80
30
20
70
Gini Coefficient, 2014
10
60
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
50
40
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
60%
50
40
30
20
regional poverty rate is 17%
pov
If poverty is reduced to below
10%, how many households
2002 2007 2014 must emerge from poverty
at maximum build?
10
0
50
40
Jobs & Employment
Income
Population
50
Jefferson East
West Village
515700
Eastern Market
516700
I- 75
516600
I- 375
516500
517100
Miles
0 0.25 0.5
p22
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Population, 2014: 11,500
Area: 1.8 sq mi, 1129 acres
Occupied Housing Units, 2014: 3,126 Median Household Income, 2014: $43,331
DFC 10-year Land Use: Green Mixed Rise, Large Park, Traditional Low Density Residential, Cemetary, Utilities
Mount Elliott
Chene
Jefferson
Lafayette
Larned
Vernor
Detroit River
Estimated maximum build cost: $468 Million
Vacant developable acreage:
227
50
Fischer
Gratiot
Mack
Warren
Population, 2014: 8,816
Area: 1.57 sq mi, 1,004 Acres
Occupied Housing Units, 2014: 3,466 Median Household Income, 2014: $23,852
DFC 10-year Land Use: Innovation Productive, Traditional Low/Medium Density Residential
516000
515200
515400
515300
East Riverfront/ Elmwood Park
0
0.25
Miles 0.5
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Maxwell
Parker
Grand
Jefferson
Kercheval
p23
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
60%
50
40
30
20
10
pov
2002 2007 2014
0
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
Estimated maximum build cost: $1.03 Billion
Vacant developable acreage:
330
50
Alter
Chalmers
Vernor
Kercheval
Population, 2014: 6,342
Area: 2.23 sq mi, 1,426 Acres
Occupied Housing Units, 2014: 2,421 Median Household Income, 2014: $25,185
DFC 10-year Land Use: Green Mixed-Rise, Green Residential Transitional, Innovation Ecological
512900
Grosse Pointe Park
513200
513700
0
0.25
Miles 0.5
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Conner
Marquette
Newport
Canal
Saint Jean
Jefferson
Freud
Essex
Averhill
Scripps
Detroit River
p24
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
60%
50
40
30
20
10
pov
2002 2007 2014
0
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
Estimated maximum build cost: $166 Million
50
Census Tract Boundaries
Vacant lots with residential development potential*
Residential uses or potential for residential development*
Non-residential uses
*DFC 10-year land use
Moross
Canyon
Cadieux
Mack
Warren
Chandler Park
Vacant developable acreage:
38
Population
Race and Ethnicity,
2014
Other
Hispanic or
Latino
White Black
2000 2010-2014
0% 20 40 60 80 100%
Occupied residential
addresses, 2014
units eligible for federal subsidy
Household Income Mix
housing units [ per acre
100%
90
Annual Household Income
$75,000+
$25,000-$75,000
$25,000 and less
Annual household income mix with 40% middle-income standard, 2014
80
60%
50
40
30
20
70
60
Gini Coefficient, 2014
10
50
40
Total occupied households in maximum-build scenario
30
0: equality
1: inequality
20
housing units
per acre
10
[
0
0
1999 2009 2014
How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households
in that middle-income bracket at maximum build
Employed Residents, Jobs in Area
2014
Poverty Rate, 2014
erty rate <10% is a better goal [
regional poverty rate is 17%
60%
50
40
30
20
10
pov
2002 2007 2014
0
If poverty is reduced to below 10%, how many households must emerge from poverty
at maximum build?
Jobs & Employment
Income
Population
Grosse Pointe Woods
I- 94
501600
Grosse Pointe Farms
501700
Grosse Pointe
Miles Grosse Pointe Park
0.5
0
0.25
p25
Population, 2014: 4,538
Area: 0.93 sq mi, 596 Acres
Occupied Housing Units, 2014: 1,598 Median Household Income, 2014: $23,314
DFC 10-year Land Use: Traditional Medium Density Residential, Neighborhood Center
Capital Impact aims to improve economic mobility in targeted, asset-rich neighborhoods and mixed-use neighborhoods in Detroit through an inclusive growth framework. We invest in strategies that promote increasing neighborhood density with a healthy income mix through multifamily and mixed-use developments and provide financing for key community services like education, health care, healthy foods, and dignified aging facilities.
Meyers
538700
Wyomin
McNichols
Curtis
538500
538400
Livernois
Community Partnerships
Our Detroit-based team works directly with a variety of cross-sector organizations to ensure that solutions are organically built from the ground up and account for the local realities facing residents, policy makers, philanthropic
institutions, and investors.
Strategic Investments
Often overlooked by traditional banks, our mission-driven lenders’ work ensures that good projects that help build healthy communities for all Detroiters receive the financing they need. We can provide a variety of loans from pre-development to tenant
improvements to full scale construction.
Public Policy & Research
536100
g
Ja
We examine and advocate for scenarios to help community development and
finance professionals think through which development trajectories
could help cultivate a healthy income mix in order to best serve Detroit
neighborhoods in the long term.
©Febuary 2017
